Crack Sealing vs Sealcoating: What’s the Difference (and Which One Your Asphalt Actually Needs)
Property owners hear “crack sealing” and “sealcoating” used in the same sentence all the time, so it’s easy to assume they’re interchangeable.
They’re not. They solve different problems, and using the wrong one (or doing them in the wrong order) is one of the fastest ways to burn money on pavement maintenance.
Quick answer
- Crack sealing is about keeping water out of the pavement structure.
- Sealcoating is about protecting the asphalt surface from oxidation, moisture exposure, and wear.
- If your asphalt has cracks, crack sealing usually comes first.
Why people confuse crack sealing and sealcoating
Both are “maintenance,” both are often scheduled together, and both can make a lot look better when the project is done.
But the underlying purpose is different:
- Cracks are openings that let water into the asphalt and base.
- Oxidation and wear are surface issues caused by sun, air, traffic, and time.
One is about stopping damage that spreads downward (water intrusion). The other is about slowing aging that happens from the top (surface exposure).
What crack sealing is (and what it’s for)
Crack sealing fills active cracks with a flexible, rubberized material designed to move with temperature changes.
The goal is simple: keep water out of the pavement structure.
What crack sealing helps prevent
- Water getting into the asphalt and weakening the base
- Freeze–thaw expansion that widens cracks
- Cracks connecting into larger failure areas
- Potholes and premature breakdown
What crack sealing does not fix
- Alligator cracking (usually structural/base failure)
- Poor drainage or ponding water
- Soft spots or areas that are already failing
- Major rutting or settlement
A good rule: if the pavement is failing structurally, crack sealing isn’t a magic reset button.
It’s a preventative tool for pavement that’s still worth preserving.
What sealcoating is (and what it’s for)
Sealcoating is a protective surface application that helps shield asphalt from:
- UV oxidation (asphalt dries out and becomes brittle over time)
- Moisture exposure (surface wear and accelerated aging)
- Traffic abrasion (especially in drive lanes and entrances)
- Oil and fuel drips (with proper prep and priming where needed)
Sealcoating also improves curb appeal by restoring a darker, more uniform finish. That’s real value, just don’t confuse it with structural repair.
What sealcoating does not do
- Stop cracks from spreading on its own
- Fix base failure, alligator cracking, or major settlement
- Correct drainage or poor pavement slope
- Replace patching where patching is needed
Crack sealing vs sealcoating: side-by-side
- Primary purpose: Crack sealing keeps water out; sealcoating protects the surface.
- Best timing: Crack sealing when cracks appear; sealcoating when the surface is sound but exposed/oxidizing.
- What it improves most: Crack sealing protects structure; sealcoating slows surface aging and improves appearance.
- Biggest misconception: Sealcoat is not a crack repair; crack sealing is not a resurfacing solution.
Which comes first?
In most real-world parking lots, crack sealing comes first if cracks are present.
Here’s why:
- Sealcoat over open cracks doesn’t stop water intrusion.
- Cracks often “reflect” back through the sealcoat as the pavement moves.
- Skipping crack sealing is a common reason sealcoating fails early.
A clean sequence is usually:
prep → crack sealing (as needed) → sealcoating → curing → restriping (if applicable).
When you might need one but not the other
Crack sealing only
If your asphalt is still in decent shape but you’re starting to see cracks show up, crack sealing can be a smart “catch it early” move.
Sealcoating only
If the surface is oxidizing and fading but cracking is minimal, sealcoating may be appropriate as a surface preservation step.
Both crack sealing and sealcoating
This is common for commercial parking lots: seal the cracks to block water intrusion, then sealcoat to protect the surface and slow oxidation.
Common mistakes that lead to premature failure
- Sealcoating without addressing cracks (cracks come right back and water still gets in)
- Waiting too long to seal cracks (small cracks become big problems)
- Expecting sealcoat to “fix” structural issues (it won’t)
- Skipping prep (oil spot priming, cleaning, and edge work matter)
- Rushing cure time (opening too early can track or scuff the finish)
Bottom line
Crack sealing protects the pavement structure by blocking water intrusion.
Sealcoating protects the surface by slowing oxidation and wear.
They work best together when the pavement is still worth preserving, just in the right order, with realistic expectations.
Want a quick, practical recommendation for your site?
If you’re deciding between crack sealing, sealcoating, or both, the best starting point is the pavement condition:
where the cracks are, how wide they are, and whether the base still feels solid.
Tip: If you create town pages for sealcoating, link to this article from those pages with a simple “crack sealing vs sealcoating” anchor to support intent without keyword stuffing.
FAQ
Does sealcoating fill cracks?
Not in any meaningful way. Sealcoat can bridge tiny surface checking, but it does not replace proper crack sealing.
If cracks are present, they typically need to be sealed to block water intrusion.
How do I know if cracks are “too far gone”?
If you see alligator cracking, soft spots, or widespread connected cracking, the issue is usually structural.
In those cases, patching or more significant repair may be needed before sealcoating makes sense.
Can I crack seal without sealcoating?
Yes. Crack sealing is often worth doing on its own, especially when you’re catching cracks early and the surface is otherwise in decent shape.
Should I restripe after sealcoating?
If lines are faded (or the layout needs updating), restriping after sealcoat cure is common.
Just make sure cure time is respected so the new markings bond well and don’t track.
